Why you need real estate lawyer in Georgia when Buying real estate in Tbilisi, Batumi? Georgia has become an attractive destination for foreign investors and business owners. Beautiful views, growing cities, favourable tax conditions and relatively affordable real estate prices make the country especially appealing for those looking to purchase apartments, commercial spaces, and development projects.
However, alongside real opportunities, there are also very serious risks.
A recent case handled by lawyer in Tbilisi Tamta Zarnadze clearly shows how easily an investor can lose a large sum of money—and how a competent lawyer can prevent or correct such a situation.
The Case: $250,000 Paid for Commercial Property That Didn’t Legally Exist
Our clients decided to buy a commercial space of 260 sq. m from a construction company (LLC O. S. -). Everything looked respectable and safe:
- The contract was signed directly in the company’s office.
- For “greater reliability”, the company’s director invited a notary to the office.
- The notary verified the authenticity of signatures on the contract.
At first glance, this looked like a standard and safe real estate transaction.
The clients paid $250,000, which was 50% of the contract price of the commercial space. The remaining part was to be paid later, after certain construction milestones.
Then the problems began.
- Construction stopped.
- The company stopped responding to calls and messages.
- No clear answers. No progress. No real property.
The clients gave the construction company a lot of time to resolve the situation voluntarily—but nothing changed.
Finally, they contacted lawyer Tamta Zarnadze for a legal consultation.
The results of the legal analysis were shocking.
Violation No. 1 – The Developer Didn’t Own the Land or the Building
During the legal review of the documents, Violation No. 1 was discovered.
It turned out that the construction company that took $250,000 in exchange for the “future” commercial space:
- Did not own the building where the commercial space was supposedly located
- Did not own the land on which the construction was taking place
In other words, the company had no legal rights to the property it promised to sell. It was not authorized to sign a purchase agreement for that commercial space at all.
From a legal point of view, this means:
- The company could not legally transfer ownership of the property
- The buyer had no real legal protection
- The agreement itself was fundamentally defective from the start
This already pointed to a serious fraudulent scheme.
Violation No. 2 – The Contract Was Never Registered
The second major problem was Violation No. 2.
The agreement for the commercial space was not registered in the Public Registry.
Under Georgian law, any real estate transaction that is not registered in the Public Registry is null and void. It is considered:
- Legally invalid
- Not binding on third parties
- Without any legal force, regardless of how much money the buyer pays
This means:
Even though the clients had paid $250,000, legally there was no valid real estate purchase agreement.
They had a signed document, notarized signatures, proof of payment – but no registered ownership, no legal guarantee, and no real protection.
At this stage, it became clear that we were dealing not with a simple delay in construction, but with a possible criminal offence of fraud.
Qualification as Fraud and Involvement of Investigative Authorities
After identifying the violations, lawyer Tamta Zarnadze concluded that the situation contained clear signs of fraud:
- The company accepted a large payment
- The company had no rights to the real estate it promised to sell
- The contract was deliberately not registered
- The buyers were left with nothing but a “piece of paper” and an unfinished construction site
We contacted the investigative authorities and started working on the case from both criminal and civil/negotiation angles.
At the same time, another key priority emerged:
👉 Return the clients’ money as quickly and effectively as possible.
Strategic Legal Work: How the Money Was Returned
In addition to the criminal dimension, intensive legal and negotiation work began:
- Several months of formal correspondence
- Numerous meetings with representatives of the construction company
- Constant legal pressure and well-structured communication
- A clear legal position based on fraud, lack of ownership, and lack of registration
Thanks to the great efforts of lawyer Tamta Zarnadze, the result was truly impressive:
💰 The full amount of $250,000 was returned to the clients.
And this is especially remarkable given that:
- The problem was resolved in just 6 months
- The resolution was achieved through negotiation, without multi-year court battles
- There were serious risks that, in a long and difficult court process, the money might never be returned at all
The person affected by this real estate fraud case
Why Resolving the Case Without a Long Court Battle Was So Important
In theory, of course, clients can go to court and demand:
- Recognition of fraud
- Return of money
- Compensation
But in practice, such cases in Georgia:
- Often last for years
- Require serious financial and emotional resources
- Have problematic enforcement:
- Even if you win in court,
- You still need to enforce the decision and collect the money
And here lies another huge risk:
If the company goes bankrupt during or after the court case,
the chances of actually recovering the money drop dramatically.
That is why the result achieved in this case is so significant:
- $250,000 returned
- In 6 months
- Without multi-year litigation
- Via targeted legal strategy and negotiation
This is a clear example of how a skilled and persistent lawyer can protect clients even in a very risky situation.
Georgia: Attractive for Investors – But Also High-Risk
Georgia country is genuinely attractive for investors:
- Growing real estate market
- Active construction in Tbilisi and Batumi
- Favourable tax regime
- Relatively low prices compared to many EU countries
But in parallel with this:
- The number of unregulated developers
- Legally weak contracts
- Unregistered agreements
- Projects built on land not owned by the developer
— all create significant legal risks, especially for foreign buyers who:
- Do not know Georgian law
- Rely too much on “trust” and “nice office presentations”
- Sign documents without legal review
This case shows that:
📌 A notary at the office does not guarantee that the transaction is legal.
📌 A signed contract does not mean you are protected if it is not properly registered.
📌 Paying even 50% of the price does not give you ownership if the seller didn’t own the property in the first place.
Why You Should Never Buy Property in Georgia Without a real estate lawyer in Georgia
When buying real estate in Georgia, especially as a foreigner or investor, a lawyer is not a “bonus” or “optional extra”. It is a critical necessity.
A real estate lawyer in Georgia can:
- Verify that the developer or seller truly owns the land and the building
- Check for mortgages, liens, or disputes
- Ensure the contract is properly drafted and legally enforceable
- Make sure the transaction is correctly registered in the Public Registry
- Protect you from fraudulent schemes and invalid agreements
- Advise you on tax, risk and long-term consequences
And, most importantly, a good lawyer can save you from losing hundreds of thousands of dollars.
Why Choose real estate lawyer in Georgia – Tamta Zarnadze
The case above is a clear demonstration of how lawyer Tamta Zarnadze works:
- Analytical – she quickly identified that the seller had no ownership rights and the agreement was unregistered
- Strategic – she combined criminal law tools and strong negotiation tactics
- Efficient – she achieved the return of $250,000 in six months
- Practical – she did not push clients into multi-year, uncertain court battles if there was a smarter solution
Clients who work with her benefit from:
- Deep knowledge of Georgian real estate and criminal law
- Experience with high-risk and complex cases
- Clear communication and realistic expectations
- Focus on financial and practical results, not just formal legal steps
Conclusion: Protect Your Investment – Protect Yourself
Georgia offers many opportunities—but also many traps for those who make decisions without legal protection.
This real estate legal case shows:
- A construction company signed a contract without owning the land or the building
- The agreement was never registered and was legally null
- The clients risked losing $250,000
- Thanks to lawyer Tamta Zarnadze, the money was fully returned in 6 months through structured legal work and negotiations
👉 Our advice is simple:
Do not buy real estate in Georgia—especially commercial property or off-plan construction—without a qualified real estate lawyer in Georgia.
And if you want to find the smartest and most effective solution to your legal problem,
or if you want to make sure your investment is truly safe:
Contact lawyer Tamta Zarnadze.
- Phone : 593 163 602
- WhatsApp / Viber
- Email : tamta.zarnadze@gmail.com